38/1 Barnton Avenue, Edinburgh, EH4 6JL







A palatial ground floor flat, nestled in the tranquil streets of the exclusive Barnton area. The property’s spacious layout compliments its wealth of period features, including intricate cornicing with matching picture rails, bay windows and working shutters. The numerous large windows give the property a bright feel, added to with neutral décor and light carpets. The flat also offers well maintained private lawns at the front and side.


Max Mills
 Director of Residential Sales


John Wybar
 Associate Director


Property Details & Description

Summary of accommodation



Accommodation - Ground Floor


Vestibule, entrance hall/dining area, master bedroom, second bedroom, living room, third bedroom/study, kitchen, utility room, storage room.


Outside space


Private front and side lawns, shared driveway




Barnton Avenue is in a tranquil and secluded location, in the extremely desirable residential area of Barnton, to the north of the city centre, yet only a short drive from Edinburgh’s West End and cosmopolitan Stockbridge.


Amenities at nearby Davidson’s Mains provide a village atmosphere with local shopping including a Tesco Metro and a range of quality independent outlets including cafés, services, shops, post office, takeaways and restaurants. The property is also within easy reach of Craigleith Shopping Park offering high street stores including a Marks & Spencer and a Sainsburys.


There is excellent state school provision in the area as well as private schools such as Cargilfield, St George’s School for Girls, ESMS, Edinburgh Academy and Fettes College, all within easy reach.


Barnton and Davidson’s Mains are well served by public transport with an extensive bus network and direct access to the city centre with all the cultural highlights on offer as well as immediate access north to the Queensferry Crossing, and to Edinburgh International Airport as well as to the city bypass with links to Glasgow and the South.


There are many open green spaces surrounding the area with wonderful opportunities for leisure activities such as walking at the nearby Corstorphine Hill Nature Reserve, Lauriston Castle and grounds or Cammo Estate and the beaches at Cramond and Silverknowes. There is a members tennis club a street away from the property as well as the prestigious Bruntsfield Links and Royal Burgess golf courses nearby, and access to the many and varied cycling routes on offer.




Entering through the main door of the property, sheltered beneath a porch, the vestibule boasts a patterned tiled floor and excellent storage space. The broad glass door leads into the stunning hall and dining area, with a wooden floor and detailed cornicing adding to the room’s charm.


The master bedroom is presented with traditional high ceilings, expansive windows, and light carpets, again offering beautifully styled cornicing and picture rails. Thanks to the large glass area the room exudes a light atmosphere. The en-suite bathroom is equally bright, with warm colours combined with a light stone floor.


The second bedroom is again spacious, with the same elegance and grandeur thanks to the large windows with muntin bars and ornamental fireplace. The room’s size allows space for multiple chests and wardrobes, and can easily accommodate a king-sized bed. The en-suite also benefits from a commodious layout as well as light decoration.


The living room is impressive in its size, brightness, and array of charming features, with the same traditional ambience and airy décor as the rest of the property. Thanks to the flat’s proximity with the Bruntsfield Links Golf Club, the view from this room is stunning, with far reaching sights of green fairways and mature trees. Adjacent to the living room is the study, ideal for use as a third bedroom or a home office, with built in storage and a similarly fantastic view.


The kitchen is generous, with a large worktop, 4-ring hob, and dual ovens. The room also has space for a smaller dining area, and leads into the utility room with washing machine, tumble drier and large fridge, also with access to the side garden.


The garden to the front of the property is beautifully presented, with the well-maintained lawn, bushes and tree given privacy thanks to the high front hedge, whilst retaining plenty of natural sunlight. Next to the lawn is the shared driveway, offering a secure, private area for multiple cars.


Altogether the property’s elegance, size and prestigious setting make it a prefect opportunity for a wide range of buyers and personal requirements.

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General Remarks:

Proof and Source of Funds / Anti Money Laundering

Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction. All individuals involved in the transaction are required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.


Fixtures and Fittings:

Only appliances specifically mentioned in the sales particulars are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.



Gas central heating, mains water, gas and electricity, broadband, telephone (subject to telephone providers’ regulations.)






Council Tax Band Category:  G





By appointment through Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: 0131 220 4160. 



1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.


2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contract in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.


3. Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.


Particulars prepared August 2021 – First Issue